EFFECTIVE GROSS INCOME: $89,330EXPENSES:Property Management: 7.5% = $6,700Insurance: $5,112Maintenance: 12% = $10,720 (I will likely modify this number after inspection one I have a better idea of the actual shape of the property)Taxes: $8,568Trash: $1,085Water/Sewer/Common Elect: $6,910TOTAL EXPENSES: $39,094NOI: $50,236Cap Rate: 8.37%Debt Service: $33,672 (5 yr arm - 25 year am, 5.0%)Net Cash Flow Before Taxes: $16,564Cash on Cash (Assuming 20% down): 13.8%ROE (NCF + Princip paydown): 22.1%DCR: 1.49Debt Yield: 10.5%Using 50% Rule: $83.28/unit/month

I think it may be in your best interest to learn what they want: do they want their return based on debt, equity, mezzanine (the gap between loan and cost, but also a piece of equity possibly)?

There are a lot of debt investments available-  and the better platforms provide DD and streamline the process. 

Plus holding costs and eventually another settlement.  

@Carissa Grant The new mortgage would add to your debt.  

I spent all of everything I had on getting out of debt and obtaining all my education and licenses. 

With your w2 income, you will be very favorable to banks if you don't already have a ton of debt. 

@John Arendsen  no mystery to CF on the debt side they are just HML  and if you equate it to CA lending rules were your allowed to fractionlize DT's they are basically doing the same thing pooling investors into a debt instrument. . they get rewarded with the points and servicing fee's.

You will need income statement, credit scores, proof of residence for the past two years, you need to have a debt to income ratio less than 43% I think it is. 

I check the listings to keep up on prices, do my reading here to keep up on things, paid off all debt except my mortgage to start building savings and building my credit higher, I also have access to 120k if need be, I feel a bit stuck.